California has officially changed the rules on landscape irrigation — and if you manage a commercial, industrial, or HOA property, deadlines are approaching faster than you may think.
Assembly Bill 1572, signed into law on October 13, 2023, prohibits the use of potable (drinking) water to irrigate “nonfunctional turf” on non-residential and shared-use properties. The law rolls out in phases through 2029, giving property owners time to plan — but not time to ignore it.
What Is Nonfunctional Turf?
The law draws a clear line between grass that serves a purpose and grass that doesn’t.
Nonfunctional turf is decorative or ornamental grass that no one regularly walks on, plays on, or gathers around. Common examples include:
- Grass strips alongside roadways or parking lots
- Landscaped lawns in front of office parks or retail centers
- Unused green areas around commercial buildings
Functional turf is explicitly protected under the law and may continue to be irrigated with potable water. This includes parks, sports fields, cemeteries, and golf courses — any area where people regularly engage in recreation or activity.
The key question to ask: Does anyone actually use this grass? If the honest answer is no, it’s likely nonfunctional under AB 1572.
Who Must Comply — and When
The law phases in requirements based on property type:
| Property Type | Compliance Deadline |
| State & local government properties | Varies by water agency (some as early as June 30, 2026) |
| Commercial, industrial & institutional | January 1, 2028 |
| HOA common areas & shared communities | January 1, 2029 |
Single-family residential homes are exempt from AB 1572. However, many local water agencies offer rebates that make voluntary conversion financially attractive for homeowners as well.
What the Law Requires (and Doesn’t)
AB 1572 is narrower than many headlines suggest. It does not require you to:
- Install drought-tolerant landscaping
- Purchase new irrigation equipment
- Meet specific water-efficiency device standards
It requires only one thing: stop using drinking water to irrigate turf that serves no functional purpose.
How you comply is largely up to you. Options include:
- Capping or removing the irrigation zone serving nonfunctional turf
- Replacing turf with drought-tolerant plants, native groundcovers, or mulch
- Switching to recycled water — the ban applies only to potable water, so properties with access to a recycled water supply may continue irrigating
One approach that won’t satisfy the law: simply turning off your automatic timer. If the irrigation system remains in place and capable of watering nonfunctional turf, that does not constitute compliance.
Certification Requirements
Commercial, industrial, and institutional property owners with more than 5,000 square feet of irrigated area must formally certify compliance to the State Water Resources Control Board. Certification begins June 30, 2030 and recurs every three years through 2039.
This is a recurring obligation — not a one-time check. Building it into your property management calendar now will help you avoid penalties down the road.
Hardship Postponements
If compliance creates a genuine hardship, property owners may apply to the State Water Resources Control Board for a postponement of up to three years. Qualifying reasons include economic hardship, critical business needs, or potential impacts to human health or safety. Postponements are evaluated case by case and are not automatic.
Penalties
Enforcement falls to local water agencies, cities, and counties, which are required to incorporate AB 1572 into their own ordinances by January 1, 2027. Penalties are set at the local level and will vary by jurisdiction, but noncompliance carries civil liability. If your local agency fails to enforce, state law creates a pathway for legal challenges against the agency itself.
Available Rebates
The financial side of conversion is more manageable than many property owners expect. California water agencies offer some of the most generous turf replacement rebates in the country.
The Metropolitan Water District of Southern California currently offers $3.00 per square foot for converting up to 50,000 square feet of turf per water meter address per fiscal year — and local agencies can stack additional rebates on top of that.
Rebate amounts vary across the state, ranging from roughly $2 to $7 per square foot depending on program and location. Most programs require pre-approval before work begins and a post-installation inspection, so contact your local water agency before starting any conversion project.
A note on taxes: Turf removal rebates may be treated as taxable income at the federal level. Unlike energy-efficiency rebates, water conservation subsidies do not qualify for the Section 136 federal exclusion. Consult a tax professional if you receive a significant rebate.
Replacement Landscaping: What to Consider
What replaces the turf matters. Artificial turf and gravel are common instincts, but both create significant heat retention — synthetic turf surfaces can reach extreme temperatures in warm climates, amplifying urban heat island effects.
Native drought-tolerant plants, groundcovers, and mulch deliver water savings without the heat penalty. In wildfire-prone areas, fire-resistant native plants and non-combustible groundcovers like decomposed granite also provide meaningful risk reduction — and some insurers are beginning to consider these factors in policy reviews.
Professional xeriscape installation typically runs $5 to $20 per square foot, with costs averaging around $17,000 for a complete project. Factoring in available rebates and long-term water savings, the financial case for thoughtful conversion is strong.
What to Do Now
- Audit your property. Walk your landscaped areas and identify which turf is decorative and which sees regular use.
- Contact your local water agency. Get clarity on your specific deadlines, enforcement approach, and available rebates.
- Pre-approve before you convert. Most rebate programs require approval before work begins.
- Plan for certification. If you own commercial or institutional property, mark your 2030 certification date and set up a recurring calendar reminder.
AB 1572 gives California property owners a reasonable runway to make these changes. The agencies, rebate programs, and resources are in place to support the transition. Acting early means more options — and potentially more rebate funding before programs are exhausted.
For state resources on converting nonfunctional turf to native vegetation, visit saveourwater.com. For questions about your specific property, contact your local public water supplier.
This article is for informational purposes only and does not constitute legal advice. Consult a licensed attorney for guidance specific to your situation.